Civic Intelligence

Properties Management Unlimited Corporation

990 • Fiscal year 2020 • EIN 20-0145713

Oct 01, 2019 to Sep 30, 2020 • Filed on Feb 12, 2021

Organization ProfileN/A
PO Box 995Portage, MI 49081

(269) 323-9903

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

77th percentile

0.42x

Higher debt load relative to assets than 77% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Liabilities / Revenue

92nd percentile

2.51x

Higher debt load relative to revenue than 92% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Net Margin

64th percentile

13%

Higher net margin than 64% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Top Officer Pay

83rd percentile

$147,346

Higher top officer pay than 83% of similar nonprofits.

Top officer pay equals 31.0% of source-year revenue.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Source year 2020

Asset Growth

23rd percentile

-2.5%

Faster asset growth than 23% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2019 to 2020

Revenue Growth

49th percentile

0.7%

Faster revenue growth than 49% of similar nonprofits.

2020 filings • 501(c)3 • $1M-$5M nonprofits • Annualized from 2019 to 2020

Balance Sheet
Liabilities / Assets77th percentile

Assets

Down

$2,861,261

Down $71,906 (-2.5%) from 2019

Net Assets

Up

$1,666,886

Up $61,917 (+3.9%) from 2019

Liabilities

Down

$1,194,375

Down $133,823 (-10%) from 2019

Revenue And Expenses
Liabilities / Revenue92nd percentileNet Margin64th percentile

Revenue

Up

$475,188

Up $3,150 (+0.7%) from 2019

Expenses

Up

$413,271

Up $16,388 (+4.1%) from 2019

Net Income

Down

$61,917

Down $13,238 (-18%) from 2019

Historical Trend

Balance Sheet Trend

Asset Growth23rd percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$4.0M$3.0M$2.0M$1.0M$0Assets 2010: $2,243,101Liabilities 2010: $1,659,566Net Assets 2010: $583,5352010Assets 2011: $2,340,330Liabilities 2011: $1,647,021Net Assets 2011: $693,3092011Assets 2012: $2,723,993Liabilities 2012: $1,924,811Net Assets 2012: $799,1822012Assets 2013: $2,973,826Liabilities 2013: $2,085,077Net Assets 2013: $888,7492013Assets 2014: $3,157,773Liabilities 2014: $1,980,075Net Assets 2014: $1,177,6982014Assets 2015: $3,160,569Liabilities 2015: $1,898,806Net Assets 2015: $1,261,7632015Assets 2016: $3,149,467Liabilities 2016: $1,796,961Net Assets 2016: $1,352,5062016Assets 2017: $3,097,912Liabilities 2017: $1,639,675Net Assets 2017: $1,458,2372017Assets 2018: $2,999,562Liabilities 2018: $1,469,748Net Assets 2018: $1,529,8142018Assets 2019: $2,933,167Liabilities 2019: $1,328,198Net Assets 2019: $1,604,9692019Assets 2020: $2,861,261Liabilities 2020: $1,194,375Net Assets 2020: $1,666,8862020Assets 2021: $2,805,886Liabilities 2021: $1,030,092Net Assets 2021: $1,775,7942021Assets 2022: $3,282,936Liabilities 2022: $1,324,017Net Assets 2022: $1,958,9192022Assets 2023: $2,692,285Liabilities 2023: $604,594Net Assets 2023: $2,087,6912023Assets 2024: $2,891,887Liabilities 2024: $654,379Net Assets 2024: $2,237,5082024Assets 2025: $2,592,192Liabilities 2025: $196,810Net Assets 2025: $2,395,3822025

Highlighted filing

2020

Assets$2,861,261
Liabilities$1,194,375
Net Assets$1,666,886
Open 2020 Filing

Operations Trend

Revenue Growth49th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$800K$600K$400K$200K$0Expenses 2010: $232,8972010Expenses 2011: $225,6342011Expenses 2012: $267,8782012Expenses 2013: $304,4722013Revenue 2014: $613,323Expenses 2014: $324,374Net Income 2014: $288,9492014Revenue 2015: $463,018Expenses 2015: $378,953Net Income 2015: $84,0652015Revenue 2016: $462,228Expenses 2016: $371,485Net Income 2016: $90,7432016Revenue 2017: $473,508Expenses 2017: $367,777Net Income 2017: $105,7312017Revenue 2018: $470,488Expenses 2018: $398,911Net Income 2018: $71,5772018Revenue 2019: $472,038Expenses 2019: $396,883Net Income 2019: $75,1552019Revenue 2020: $475,188Expenses 2020: $413,271Net Income 2020: $61,9172020Revenue 2021: $475,688Expenses 2021: $366,780Net Income 2021: $108,9082021Revenue 2022: $559,461Expenses 2022: $376,336Net Income 2022: $183,1252022Revenue 2023: $532,368Expenses 2023: $403,596Net Income 2023: $128,7722023Revenue 2024: $532,368Expenses 2024: $382,551Net Income 2024: $149,8172024Revenue 2025: $532,368Expenses 2025: $374,494Net Income 2025: $157,8742025

Highlighted filing

2020

Revenue$475,188
Expenses$413,271
Net Income$61,917
Open 2020 Filing
Jump To
Filing Snapshot
Filing Period
Oct 1, 2019 to Sep 30, 2020
Signed
Feb 12, 2021
Return Version
2019v5.2
Gross Receipts
$475,188
Mission and Program Overview

Mission

To provide low income housing and property management services to vulnerable people; i.e., low income elderly, mentally and/or developmentally disabled people.

To provide low income housing and property management services to vulnerable people.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$2,871,860$2,768,317▼ $103,543
Accounts Receivable$41,064$77,733▲ $36,669
Prepaid Expenses and Deferred Charges$20,243$15,211▼ $5,032
Total Assets$2,933,167$2,861,261▼ $71,906
Liabilities
Accounts Payable and Accrued Expenses$749,876$676,931▼ $72,945
Mortgage Notes Payable Secured by Investment Property$572,558$514,429▼ $58,129
Other Liabilities$5,764$3,015▼ $2,749
Total Liabilities$1,328,198$1,194,375▼ $133,823
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$1,604,969$1,666,886▲ $61,917
Total Net Assets Fund Balance$1,604,969$1,666,886▲ $61,917
Total Liabilities and Net Assets / Fund Balance$2,933,167$2,861,261▼ $71,906

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,706,659$802,256$2,508,915
Leasehold Improvements$459,772$283,633$743,405
Land$593,854-$593,854
Equipment$8,032$29,523$37,555
Compensation and Service Providers
Top Officer Pay83rd percentile

Employees

NameTitleFull / Part TimeOtherTotal
Lance ShaveExecutive DirectorFT$147,346$147,346

Board Members and Trustees

NameTitle
Margaret FleckensteinSecretary
Doris MillerTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$475,188
Investment Income
$0
Other Revenue
$0
Change in Net Assets
$61,917

Audited Revenue Reconciliation

Revenue per Audited Statements
$475,188
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$0
Total Revenue per Audited Statements
$475,188
Total Revenue per Form 990
$475,188
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$413,271
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$175,154--$175,154
Depreciation Depletion$117,041--$117,041
Fees for Services Management-$47,519-$47,519
Insurance$33,709--$33,709
Interest$26,532--$26,532
Fees for Services Accounting-$6,000-$6,000
Office Expenses$1,800$775-$2,575
Other Expenses$815--$815
Total Functional Expenses$358,977$54,294$0$413,271

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$413,271
Total Expenses per Audited Statements$413,271
Total Expenses per Form 990$413,271
Expenses Not Reported on Financial Statements$0
Expenses Not Reported on Form 990$0
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Checks Written Against Future Deposits$3,015
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Backup withholding compliance
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section B, Line 11B

“The completed form 990 is provided to the board of directors sufficiently in advance of the filing deadline to enable a detailed and conscientious review by all members. All questions, concerns, etc. Of the members will be addressed by the executive director and incorporated into the form 990 as appropriate. All members of the board will be invited to review the completed form 990 in advance of the filing deadline. All questions, concerns, etc. Of the members of the board will be addressed by the executive director and incorporated into the form 990 as appropriate. After all of the input from the board has been appropriately addressed, the accounting agency will file the final form 990 as required.”

Form 990, Part VI, Section B, Line 12C

“Board members are to complete a "board of directors conflict of interest information form" describing any relationship, positions, or circumstances in which they are involved that they believe could contribute to a conflict of interest as defined in the board of director's conflict of interest policy. Conflict of interest forms are completed annually and reviewed/approved or denied by the board. The creating alternatives together, inc. Board also reviews and approves the conflict of interest information forms.”

Form 990, Part VI, Section B, Line 15

“The creating alternatives together, inc. Board retains the authority to establish compensation guidelines for annual increases and the principles and standards for distribution. Members of the properties management unlimited corporation board of directors review compensation and provide evaluations for the compensation process of performance reviews.”

Form 990, Part VI, Section C, Line 19

“All information is available upon request. Form 990 is also posted annually on guidestar's website. The 990 is public information through the michigan attorney general's office.”

Filing and Contact Details

Filer

Filer Name
Properties Management Unlimited
EIN
20-0145713
Phone
2693239903
Address
PO BOX 995, PORTAGE, MI 49081

Signing Officer

Name
Lance Shave
Title
Executive Director
Phone
2693239903
Signed
2021-02-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Lance Shave
Formed
2003
Legal Domicile
Mi
Voting Board Members
3
Independent Board Members
2
Employees
0
Volunteers
2

Preparer

Firm
Maner Costerisan Pc
Address
2425 E GRAND RIVER SUITE 1, LANSING, MI 48912-3291
Preparer
Steven P Piesko CPA
Phone
5173237500
Supplemental Narrative

Financial Statement Notes

PART X, LINE 2:

“In the preparation of tax returns, tax positions are taken based on interpretation of federal, state and local income tax laws. Management periodically reviews and evaluates the status of uncertain tax positions and makes estimates of amounts, including interest and penalties, ultimately due or owed. No amounts have been identified, or recorded, as uncertain tax positions. Federal, state and local tax returns generally remain open for examination by the various taxing authorities for a period of three to four years.”

Raw XML Appendix379 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990ScheduleD/SupplementalInformationDetail/ExplanationTxt0IN THE PREPARATION OF TAX RETURNS, TAX POSITIONS ARE TAKEN BASED ON INTERPRETATION OF FEDERAL, STATE AND LOCAL INCOME TAX LAWS. MANAGEMENT PERIODICALLY REVIEWS AND EVALUATES THE STATUS OF UNCERTAIN TAX POSITIONS AND MAKES ESTIMATES OF AMOUNTS, INCLUDING INTEREST AND PENALTIES, ULTIMATELY DUE OR OWED. NO AMOUNTS HAVE BEEN IDENTIFIED, OR RECORDED, AS UNCERTAIN TAX POSITIONS. FEDERAL, STATE AND LOCAL TAX RETURNS GENERALLY REMAIN OPEN FOR EXAMINATION BY THE VARIOUS TAXING AUTHORITIES FOR A PERIOD OF THREE TO FOUR YEARS.
IRS990ScheduleD/SupplementalInformationDetail/FormAndLineReferenceDesc0PART X, LINE 2:
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE COMPLETED FORM 990 IS PROVIDED TO THE BOARD OF DIRECTORS SUFFICIENTLY IN ADVANCE OF THE FILING DEADLINE TO ENABLE A DETAILED AND CONSCIENTIOUS REVIEW BY ALL MEMBERS. ALL QUESTIONS, CONCERNS, ETC. OF THE MEMBERS WILL BE ADDRESSED BY THE EXECUTIVE DIRECTOR AND INCORPORATED INTO THE FORM 990 AS APPROPRIATE. ALL MEMBERS OF THE BOARD WILL BE INVITED TO REVIEW THE COMPLETED FORM 990 IN ADVANCE OF THE FILING DEADLINE. ALL QUESTIONS, CONCERNS, ETC. OF THE MEMBERS OF THE BOARD WILL BE ADDRESSED BY THE EXECUTIVE DIRECTOR AND INCORPORATED INTO THE FORM 990 AS APPROPRIATE. AFTER ALL OF THE INPUT FROM THE BOARD HAS BEEN APPROPRIATELY ADDRESSED, THE ACCOUNTING AGENCY WILL FILE THE FINAL FORM 990 AS REQUIRED.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1BOARD MEMBERS ARE TO COMPLETE A "BOARD OF DIRECTORS CONFLICT OF INTEREST INFORMATION FORM" DESCRIBING ANY RELATIONSHIP, POSITIONS, OR CIRCUMSTANCES IN WHICH THEY ARE INVOLVED THAT THEY BELIEVE COULD CONTRIBUTE TO A CONFLICT OF INTEREST AS DEFINED IN THE BOARD OF DIRECTOR'S CONFLICT OF INTEREST POLICY. CONFLICT OF INTEREST FORMS ARE COMPLETED ANNUALLY AND REVIEWED/APPROVED OR DENIED BY THE BOARD. THE CREATING ALTERNATIVES TOGETHER, INC. BOARD ALSO REVIEWS AND APPROVES THE CONFLICT OF INTEREST INFORMATION FORMS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE CREATING ALTERNATIVES TOGETHER, INC. BOARD RETAINS THE AUTHORITY TO ESTABLISH COMPENSATION GUIDELINES FOR ANNUAL INCREASES AND THE PRINCIPLES AND STANDARDS FOR DISTRIBUTION. MEMBERS OF THE PROPERTIES MANAGEMENT UNLIMITED CORPORATION BOARD OF DIRECTORS REVIEW COMPENSATION AND PROVIDE EVALUATIONS FOR THE COMPENSATION PROCESS OF PERFORMANCE REVIEWS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3ALL INFORMATION IS AVAILABLE UPON REQUEST. FORM 990 IS ALSO POSTED ANNUALLY ON GUIDESTAR'S WEBSITE. THE 990 IS PUBLIC INFORMATION THROUGH THE MICHIGAN ATTORNEY GENERAL'S OFFICE.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION B, LINE 12C
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 15
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
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IRS990ScheduleR/PaidEmployeesSharingInd00
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ReturnHeader/ReturnTs02021-02-12T13:59:50-06:00
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ReturnHeader/TaxPeriodBeginDt02019-10-01
ReturnHeader/TaxPeriodEndDt02020-09-30
ReturnHeader/TaxYr02019

Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2020 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$2,861,261
Liabilities
$1,194,375
Net assets
$1,666,886
Revenue
$475,188
Expenses
$413,271
Net income
$61,917
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$2.59$0.20$2.40$0.53$0.37$0.16
2024Detailed filing. Detailed filing data is available for this year.$2.89$0.65$2.24$0.53$0.38$0.15
2023Detailed filing. Detailed filing data is available for this year.$2.69$0.60$2.09$0.53$0.40$0.13
2022Detailed filing. Detailed filing data is available for this year.$3.28$1.32$1.96$0.56$0.38$0.18
2021Detailed filing. Detailed filing data is available for this year.$2.81$1.03$1.78$0.48$0.37$0.11
2020Detailed filing. Detailed filing data is available for this year.$2.86$1.19$1.67$0.48$0.41$0.06
2019Detailed filing. Detailed filing data is available for this year.$2.93$1.33$1.60$0.47$0.40$0.08
2018Detailed filing. Detailed filing data is available for this year.$3.00$1.47$1.53$0.47$0.40$0.07
2017Detailed filing. Detailed filing data is available for this year.$3.10$1.64$1.46$0.47$0.37$0.11
2016Detailed filing. Detailed filing data is available for this year.$3.15$1.80$1.35$0.46$0.37$0.09
2015Detailed filing. Detailed filing data is available for this year.$3.16$1.90$1.26$0.46$0.38$0.08
2014Detailed filing. Detailed filing data is available for this year.$3.16$1.98$1.18$0.61$0.32$0.29
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.97$2.09$0.89$0.30
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.72$1.92$0.80$0.27
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.34$1.65$0.69$0.23
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.24$1.66$0.58$0.23